We’ve got five years to create a thriving area around new Falcons stadium

By Maria Saporta

As Invest Atlanta voted for a new Atlanta Falcons stadium on April 4, board member Joseph Brown said success would be measured by “what does it look like across the street from the stadium” in 2017.

Brown, a co-fund manager for the New York-based Centerline Urban Partners Fund, was referring to whether Northside Drive and the communities of Vine City, English Avenue and Castleberry Hill would be significantly improved by having a new $1 billion stadium as a next door neighbor.

Two facts were not lost on those present.

After the Georgia Dome opened in 1992, it has been hard to identify any lasting positive contributions that development has made to the surrounding community.

Also, football stadiums around the country traditionally have not served as catalysts for community reinvestment and revitalization.

And yet, two strong personalities — Atlanta Mayor Kasim Reed and Atlanta Falcons owner Arthur Blank — believe Atlanta can create a different outcome.

At the Invest Atlanta board meeting, Reed explained that when the Georgia Dome was being built, Atlanta’s attention already had shifted to hosting the 1996 Summer Olympic Games. Also, there were three different mayors in office during that time frame.
Atlanta Mayor Andrew Young was finishing his second term when the Georgia Dome deal was being put together; Atlanta Mayor Maynard Jackson was then elected for a four-year term; and then he was followed by Atlanta Mayor Bill Campbell who took office a couple of years before the Olympics.

“We have a unique opportunity,” said Reed, adding that if he and his colleagues on the Atlanta City Council are re-elected and if most Invest Atlanta board members continue to serve, the story will be different.

Especially if the new stadium is built on the preferred South site next to the Georgia Dome, the belief is that the development can become part of the fabric that connects downtown with the community. A fall-back option is a North site about half-mile away at Northside Drive and Ivan Allen Boulevard.

“We have a five-year window where all of us will be around this table,” Reed said. “We can hold one another accountable. We have a record in terms of our commitment.”

But really the looming question is that after five years, how will we define success? How will we hold ourselves accountable?

From my perspective, there will be at least two measuring sticks.

First, how the communities are developed and revitalized from a physical and urban design point of view.

Second, how the needs of the people living in the communities are being addressed — from education, health and quality of life. Essential in the second measure is helping people be able to have secure places to live and recreating a sense of community that has been lost as people have moved away.

Neither of those efforts will be easy or inexpensive. This column will focus more on the physical development of the area around the stadium.

As we move forward, we might discover that it’s nearly impossible to find a shared vision that satisfies both the needs of the Atlanta Falcons and the needs of the city and the community.

The greatest potential for conflict is the amount parking needed for the stadium — especially surface parking for tailgating experiences before games. Already, Blank and related companies own a lot of property across Northside Drive that are being used for parking.

During the City Council work sessions, several experts said that if the new stadium is surrounded by parking lots, it will have a negative economic impact on the community. Parking lots become dead spaces — a no man’s land — on days when there are no games.

When asked about whether Northside Drive would be parking lots five years from now, both Mayor Reed and Atlanta Falcons President Rich McKay spoke of the advantage of the South site having two MARTA stations as bookends.

“They made the harder decision to make the south parcel work,” Reed said of the Falcons. “MARTA significantly diminishes the demand for cars. Look at the decisions that were made, the decision to favor the South site. It’s a more sustainable solve.”

McKay said “a lot of business leaders” felt the South site would be a better solution for the city. Because it is closer to the Georgia World Congress Center, a large inventory of parking already exists.

“Surface parking is important to our fans for tailgating,” McKay said. “We also understand there are limits to having surface parking. It will not be asphalt parking lots. I do not envision Northside Drive being a bunch of parking lots. We are really fortunate to be an urban stadium that has parking. And connectivity to MARTA is important.”

Previously, when the North site was the favored location, McKay said he could envision creating “green” surface parking lots that could be transformed into parks on non-game days.

But given the fact that there has been an exodus of people living in the nearby communities and the fact that crime has been an issue, a vacant lot with grass might not be the best definition of success five years from now.

Brian McGowan, president and CEO of Invest Atlanta has another vision of what would make a successful area around the new stadium.

“One of the greatest things is that this is a stadium located in an urban core, and we have an opportunity to capture the economic spillover of events that are held in the stadium versus a suburban stadium where people literally drive there and back,” McGowan said.

“What excites me the most is the ability to do something across the street so you really get a 360-ring of economic activity around the stadium, McGowan added. “You can’t do that with a suburban stadium. But you can do that with an urban stadium.”

If we do want to declare “across the street” success of a new stadium in five, or even 10 years, we will have to change the equation of how most football stadiums have fit in central cities.

We will need to get the most creative minds among architects and urban designers who can figure out unique ways to satisfy parking and game-day tailgating experiences for Falcons fans without depressing the surrounding communities for the remaining 355 days of the year.

If any city can do it, it’s Atlanta.

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14 comments
Max Shirley
Max Shirley

As a resident in close proximity to the South site, I particularly appreciate this article (and your serial coverage). Please continue stressing those 355 days per year when there is no game. The language being used, "non-game days," is a little misleading because it minimizes and downplays that amount of time. "Non-game days" would really be best characterized as "almost all of the time." 355 days per year translates to about 97% of the year. 

On the matter of parking specifically, I encourage you to please continue to challenge on this topic. I understand the need for parking and tailgating, but I challenge the idea that they have to be one and the same. I think that there are some creative solutions out there to provide designated tailgating areas in proximity to dense parking (parking decks, etc.) that would be a good compromise for a viable neighborhood and the occasional game or concert day experience. I think the idea that tailgating can only be accomplished in vast parking lots should be challenged at every turn.

I don't know if you somehow ran across this little piece I did a while back, but it echoes many of your sentiments. The pictures are a little out of date now because the featured property has since been cleaned up now that it has been put up for sale, but having lived with it like this for 4 years, I think it's still 100% relevant. 

https://dl.dropboxusercontent.com/u/14197/StadiumDevConcept/StadiumDevelopmentConceptV1.pdf

Please keep up your voice.

Max Shirley
Max Shirley

As a resident in close proximity to the South site, I particularly appreciate this article (and your serial coverage). Please continue stressing those 355 days per year when there is no game. The language being used, "non-game days," is a little misleading because it minimizes and downplays that amount of time. "Non-game days" would really be best characterized as "almost all of the time." 355 days per year translates to about 97% of the year.  On the matter of parking specifically, I encourage you to please continue to challenge on this topic. I understand the need for parking and tailgating, but I challenge the idea that they have to be one and the same. I think that there are some creative solutions out there to provide designated tailgating areas in proximity to dense parking (parking decks, etc.) that would be a good compromise for a viable neighborhood and the occasional game or concert day experience. I think the idea that tailgating can only be accomplished in vast parking lots should be challenged at every turn. I don't know if you somehow ran across this little piece I did a while back, but it echoes many of your sentiments. The pictures are a little out of date now because the featured property has since been cleaned up now that it has been put up for sale, but having lived with it like this for 4 years, I think it's still 100% relevant.  https://dl.dropboxusercontent.com/u/14197/StadiumDevConcept/StadiumDevelopmentConceptV1.pdf Please keep up your voice.

Mike Koblentz
Mike Koblentz

I have no financial interest.   I reperesent no property owners near the stadium or in Vine City or English Ave. I receive no money as chair of the NCA.  We are non profit.  Its all volunteer.  I don't do commercial development anyway.  I have never gained anything financially from any community work I have done in the last 20 years.  As a union organizer in California, I would not accept a cup of coffee from hotel or restaurant management.   I think its a fair question you ask. I know it is hard to believe that many of us who work for neighborhood and community interests do so because we are motivated by something other than money?  I spoke publicly against the Mayor's quick vote on the stadium.I was trying to slow it down and add amendments to strengthen the community benefits agreement. Having said that I still think Mayor was bold in pushing for a downtown stadium.  Every great city needs great sports teams.

Mike Koblentz
Mike Koblentz

I have no financial interest.   I reperesent no property owners near the stadium or in Vine City or English Ave. I receive no money as chair of the NCA.  We are non profit.  Its all volunteer.  I don't do commercial development anyway.  I have never gained anything financially from any community work I have done in the last 20 years.  As a union organizer in California, I would not accept a cup of coffee from hotel or restaurant management.   I think its a fair question you ask. I know it is hard to believe that many of us who work for neighborhood and community interests do so because we are motivated by something other than money?  I spoke publicly against the Mayor's quick vote on the stadium.I was trying to slow it down and add amendments to strengthen the community benefits agreement. Having said that I still think Mayor was bold in pushing for a downtown stadium.  Every great city needs great sports teams.

Not Drinking the Koolaid
Not Drinking the Koolaid

Maria, please set a reminder alarm on your calendar and be sure to give us an update in 5 years. I am not op

Mike Koblentz
Mike Koblentz

I have never seen the level of multi neighborhood involvement on any issue in the last 20 plus years as is the casse with the stadium.  The excitement is not just because of a shiny, new, modern stadium which is geat in itself.,but the belief that I share, that this stadium will in fact be a catalyst for great changes in the area.  There were 100 people, 15 neighborhods represented and 6 Atlanta city Council members at the last NCA meeting listeing to the President of the Arthur M.Blank Family Foundation discussing the stadium.  There were over 100 folks at the TAD meeting sponsored by Invest Atlanta on the revitalization of Vine City and English Ave.  Nobody is naive about the challenges.

In addition there is the active commitment of the Blank Foundation and thusfar they have shown a lot of good faith.  Everybody understands that the design is critical.  Will it be the "Great Wall of China" once agian dividing a neighborhood from the community or a design that helps promote growth.  I have read some of the same studies about football stadium Maria alluded to. but some have in fact worked.  We have to follow the models of the stadiums that have promoted smart development nearby and connectivity with the communities nearby. There is no reason why this time, it can't  be done properly.   We at the NCA have held 4 meetings on the stadium over the last 2 years and I am very optimsitic. 

Mike Koblentz
Mike Koblentz

I have never seen the level of multi neighborhood involvement on any issue in the last 20 plus years as is the casse with the stadium.  The excitement is not just because of a shiny, new, modern stadium which is geat in itself.,but the belief that I share, that this stadium will in fact be a catalyst for great changes in the area.  There were 100 people, 15 neighborhods represented and 6 Atlanta city Council members at the last NCA meeting listeing to the President of the Arthur M.Blank Family Foundation discussing the stadium.  There were over 100 folks at the TAD meeting sponsored by Invest Atlanta on the revitalization of Vine City and English Ave.  Nobody is naive about the challenges. In addition there is the active commitment of the Blank Foundation and thusfar they have shown a lot of good faith.  Everybody understands that the design is critical.  Will it be the "Great Wall of China" once agian dividing a neighborhood from the community or a design that helps promote growth.  I have read some of the same studies about football stadium Maria alluded to. but some have in fact worked.  We have to follow the models of the stadiums that have promoted smart development nearby and connectivity with the communities nearby. There is no reason why this time, it can't  be done properly.   We at the NCA have held 4 meetings on the stadium over the last 2 years and I am very optimsitic.

Burroughston Broch
Burroughston Broch

I remember hearing similar words when the Georgia Dome was on the drawing boards. Nothing good happened in the neighborhoods at that time.

The only difference now is that Arthur Blank owns a large percentage of the neighborhoods west of the proposed stadium. He will upgrade his property if he can make money and get the City taxpayers to pay for it.

Burroughston Broch
Burroughston Broch

I remember hearing similar words when the Georgia Dome was on the drawing boards. Nothing good happened in the neighborhoods at that time. The only difference now is that Arthur Blank owns a large percentage of the neighborhoods west of the proposed stadium. He will upgrade his property if he can make money and get the City taxpayers to pay for it.

Builder Buzz
Builder Buzz

This whole thing will probably go one of two ways:

1. The area off of Northside Drive will remain marginalized and in 15 years we will hear the moans of how Atlanta ruined a neighborhood that was already down on its luck.

2. Reevelopment efforts will take hold, the seeds of a vibrant neighborhood might start to grow and land values will increase.  In which case the critics will bemoan the gentrification of a neighborhood that once supported lower income families that can't afford to live there anymore.  We'll get a long history of wrongs like this one: http://places.designobserver.com/feature/displacement-decathlon-atlanta-rio-olympics/37816/


Builder Buzz
Builder Buzz

This whole thing will probably go one of two ways: 1. The area off of Northside Drive will remain marginalized and in 15 years we will hear the moans of how Atlanta ruined a neighborhood that was already down on its luck. 2. Reevelopment efforts will take hold, the seeds of a vibrant neighborhood might start to grow and land values will increase.  In which case the critics will bemoan the gentrification of a neighborhood that once supported lower income families that can't afford to live there anymore.  We'll get a long history of wrongs like this one: http://places.designobserver.com/feature/displacement-decathlon-atlanta-rio-olympics/37816/

Burroughston Broch
Burroughston Broch

Mike Koblentz  As a realtor, what is your financial interest in this affair? Do you represent any developers or property owners?